HomeMy WebLinkAboutZ-7854-B Staff AnalysisJuly 5, 2007
ITEM NO.: 5
NAME: EPA Zoning Site Plan Review
FILE NO.: Z -7854-B
LOCATION: Located on the East side of Talley Road at Remington Drive
DEVELOPER:
Environmental Protection Associates
8110 Scott Hamilton Drive, Suite C-1
Little Rock, AR 72209
ENGINEER:
Richburg Services Group
Scott Richburg, P.E.
40 Berney Way
Little Rock, AR 72223
LANDSCAPE ARCHITECT:
Roberts and Williams
1501 North University Avenue
Little Rock, AR 72207
AREA: 2.17 acres
CURRENT ZONING:
PLANNING DISTRICT:
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
R-2, Single-family (rezoning to 1-1, Industrial Park District as
a separate item on this agenda - Z -7854-A)
12-65 th Street West
CENSUS TRACT: 24.05
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-319(b)(5) to allow a reduced building setback adjacent to
residentially zoned property.
2. A variance from Section 36-523 of the screening requirement along the eastern
perimeter.
July 5, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.)
A. PROPOSALIREQUEST:
FILE NO.: Z -7854-B
The applicant is seeking a Zoning Site Plan Review for this property which is
proposed for rezoning from R-2, Single-family to 1-1, Industrial Park District as a
separate item on this agenda (Z -7854-A). The proposal is to allow the
construction of 3,000 square feet of office space and 7,000 square feet of
warehouse space. The site plan indicates a proposed expansion area of 2,800
square feet of warehouse space. The site plan indicates fencing will be placed
along the perimeters of the site with a gate access to the warehouse area. The
site plan indicates the placement of 17 parking spaces and a large concrete
parking/vehicular maneuvering and storage area in the rear yard. The site plan
also includes an expansion area for future parking and storage.
The proposal includes a variance from Section 36-319(b)(5) to allow a reduced
building setback adjacent to residentially zoned property. The applicant is also
seeking a variance from Section 36-523 of the screening requirement along the
eastern perimeter.
B. EXISTING CONDITIONS:
There are homes located on the site with typical residential outbuildings. The
site has a scattering of trees. To the east is a similar site presently grass
covered also with a scattering of trees accessed from Shackleford Road. Little
Rock Wastewater is located to the south of the site and there is a developing
Office Subdivision located to the west along Remington Drive. North of the site is
property zoned R-2, Single-family containing residential homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
owners of property located within 200 -feet of the site along with the John Barrow
and the Stagecoach Dodd Neighborhood Associations were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be installed
along Talley Road in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to E.P.A. Cove including
5 -foot sidewalks on both sides with the planned development.
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July 5, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: Z -7854-B
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
4. Storm water detention ordinance applies to this property.
5. The drainage ditch along the northeastern portion of the project should be
placed in a 20 foot drainage easement.
6. The regional detention areas should be placed in drainage easements.
7. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineer 379-1813
(Steve Philpott) for more information.
10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
11. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
12. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Per Little Rock Code, the
northern driveway off Talley Road must be 250 feet from the intersection
and at least 150 feet from the property line. Since the driveway location
cannot meet these requirements that driveway must be removed. The width
of driveway must not exceed 36 feet.
13. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
14. Due to no assurance the business will always being located at these
location the actual street name should be named and signed "Epa Cove"
instead of "E.P.A. Cove". It is recommended the street be named
Remington Drive instead.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: A sewer main extension is required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
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July 5, 2007
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z -7854-B
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT and T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by CAW. The test
results must be sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
3. A Capital Investment Charge based on the size of the connection(s) will apply
to this project in addition to normal charges. This fee will apply to all
connections including any metered connections off the private fire system.
4. A water main extension will be required to serve this lot.
5. Please submit two copies of the plans for the private fire line, if applicable, to
Central Arkansas Water for review. Contact Central Arkansas Water
regarding procedures for installation of private fire line. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required.
6. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
7. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department: Install and place fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
0
July 5, 2007
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z -7854-B
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAUDESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a seventeen foot wide (17') landscape
buffer along the eastern property line. Seventy percent of this area is to
remain undisturbed.
3. The zoning buffer ordinance requires a nineteen foot wide (19') landscape
buffer along the northern property line. Seventy percent of this area is to
remain undisturbed.
4. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
eastern perimeter of the site where adjacent to residentially zoned property.
Credit towards fulfilling this requirement can be given for existing trees and
undergrowth that satisfies this year -around requirement.
5. An automatic irrigation system to water landscaped areas will be required.
6. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating there were few outstanding
remaining technical issues associated with the request in need of addressing.
Staff noted the site plan indicated outdoor storage and questioned if outdoor
storage areas were proposed. Staff requested the applicant indicate the location
of the proposed storage areas and the mechanism for screening these areas.
Staff also requested the applicant provide the percentage of building coverage in
the general notes section of the site plan.
A
July 5, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: Z -7854-B
Public Works comments were addressed. Staff stated the storm water detention
ordinance would apply to future development of the site. Staff also stated prior to
any grading activities site grading and drainage plans would need to be
submitted and approved by staff.
Landscaping comments were addressed. Staff stated screening would be
required along the northern and eastern perimeters of the site. Staff also stated
the zoning buffer ordinance would require the placement of a 17 -foot landscape
strip along the east property line and a 19 -foot landscape strip along the northern
property line with a minimum of 70 percent of the area to remain undisturbed.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided a revised site plan to staff addressing most of the issues
raised at the June 14, 2007, Subdivision Committee meeting. The applicant has
indicated locations proposed for outdoor storage areas and the mechanism for
screening these areas. The applicant has also provided the percentage of
building coverage in the general notes section.
The site plan indicates the construction of 3,000 square feet of office space and
7,000 square feet of warehouse space. The site plan also indicates an
expansion area of 2,800 square feet of warehouse space. There is a large area
of paving for parking/vehicular maneuvering and storage in the rear yard. There
are 17 parking spaces proposed for the site. Based on the typical standards for
the proposed use of the property 11 parking spaces would typically be required.
The indicated parking is more than adequate to meet this typical minimum
requirement.
Per Section 36-319(b)(2) every use or any part thereof, that is not conducted
within a building completely enclosed or all sides shall be enclosed within a wall
or fence six (6) feet in height. Such wall or fence shall completely screen all
operations conducted within such wall or fence from observation. No exterior
storage area shall encroach into any of the required yards. The site plan
indicates an enclosed container storage area within the western side yard
setback. Staff recommends the storage be relocated outside the required
setback.
The applicant is seeking a variance from Section 36-319(b)(5) to allow a reduced
building setback adjacent to residentially zoned property. The property to the
east is currently zoned R-2, Single-family District. Per this section of the
ordinance, notwithstanding the yard regulations for this district, no part of any
building or accessory structure shall be located closer than one hundred (100)
feet to any residential district boundary. The site plan indicates the placement of
the building within 30 -feet of the property line along the eastern perimeter. Staff
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July 5, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z -7854-B
is supportive of the variance request. Although, the property is currently zoned
residentially, the area is defined on the City's Future Land Use Plan for Light
Industrial District uses and it is staff's opinion the area is unlikely to develop with
residential uses.
The applicant has indicated landscaping per the typical minimum ordinance
requirements per the Landscape and Buffer ordinance requirements with the
exception of the screening requirement. Screening has not been indicated along
the eastern perimeter. The applicant is seeking a variance from this requirement
since the area is unlikely to develop with a residential use. The site plan
indicates fencing will be placed along the southern and western perimeters of the
site with a gate access to the warehouse area. Staff is supportive of this request.
Staff does recommend should the area develop with a residential use the
applicant place the required screening along the eastern perimeter.
The site plan indicates a total building coverage of 11 percent with the initial
construction and 15 percent with the expansion area. The Zoning Ordinance
allow for a maximum aggregate area of building coverage not more than
50 percent (Section 36-319(b)(3). The indicated building coverage is well within
the allowable building coverage per the typical ordinance standards.
As separate items on this agenda the applicant is seeking a rezoning (Z -7854-A)
of a 10.0 acre tract and a preliminary plat (S-1574) to allow the creation of six
industrial lots. Staff is supportive of each of these items as well as the site plan
review for this proposed lot. Staff recommends each of these items be approved
or the approval of the proposed site plan shall be voided. Staff has reviewed the
proposed site plan using the typical development standards for 1-1, Industrial
Park District standards_ The site plan as proposed meets most of these typical
minimum standards and in staffs opinion the areas which do not fully comply
with the typical minimum ordinance standards will not significantly impact the
area. To staffs knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the development of the site as proposed
will not significantly impact the development or the adjacent properties.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to approval of the rezoning of
the property and approval of the proposed preliminary plat and compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the indicated enclosed container storage area be relocated
outside the required western setback.
Staff recommends approval of the variance from Section 36-319(b)(5) to allow a
reduced building setback adjacent to residentially zoned property.
Staff recommends approval of the applicant's request for a variance of the
screening requirement along the eastern perimeter of the site. Staff
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July 5, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: Z -7854-B
recommends should this area develop with a residential use the applicant install
screening at that time.
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
approval of the rezoning of the property (Z -7854-A) and approval of the proposed
preliminary plat (Z-1574) and subject to compliance with the comments and conditions
as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a
recommendation the indicated enclosed container storage area be relocated outside the
required western setback. Staff presented a recommendation of approval of the
variance request from Section 36-319(b)(5) to allow a reduced building setback
adjacent to residentially zoned property and the variance request of the screening
requirement along the eastern perimeter of the site. Staff recommended should this
area develop with a residential use the applicant install screening at that time.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes, 1 absent and 1 vacant position.
E:3
ITEM NO.: 5. Z -7854-B
NAME: EPA Zoning Site Plan Review
LOCATION: located on the East side of Talley Road at Remington Drive
Plannina Staff Comments:
1. Provide notification of abutting property owners of the site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing. The
notice must be mailed no later than June 20, 2007. The Office of Planning and
Development must receive the proof of notice no later than June 28, 2007.
2. The site plan indicates concrete parking and vehicular maneuvering and storage
area. What is proposed for storage? Does this include items to be stored outdoors?
3. Provide the total number of parking spaces and the total number of handicap parking
spaces.
4. Provide the percent building coverage, both principal and accessory, in square feet.
Variance/Waivers: None requested.
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required to be installed along Talley
Road in accordance with Section31-175 of the Little Rock Code and the Master
Street Plan.
2. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvement to E.P.A. Cove including 5 -foot sidewalks on
both sides with the planned development.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Site grading, and drainage plans
will need to be submitted and approved prior to the start of construction.
4. Storm water detention ordinance applies to this property.
5. The drainage ditch along the northeastern portion of the project should be placed in
a 20 foot drainage easement.
6. The regional detention areas should be placed in drainage easements.
7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
8. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott)
for more information.
10.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379 -
Item # 5
1805 (Travis Herbner) for more information.
11. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
12. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Per Little Rock Code, the northern
driveway off Talley Road must be 250 feet from the intersection and at least 150 feet
from the property line. Since the driveway location cannot meet these requirements
that driveway must be removed. The width of driveway must not exceed 36 feet.
13. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
14. Due to no assurance the business will always being located at these location the
actual street name should be named and signed "Epa Cove" instead of "E.P.A.
Cove". It is recommended the street be named Remington Drive instead.
Utilities and Fire Department/County Planning:
Wastewater: A sewer main extension is required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT and T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of Arkansas
and approved by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact Carroll Keatts
at 377-1226 if you would like to discuss backflow prevention requirements for this
project.
3. A Capital Investment Charge based on the size of the connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
any metered connections off the private fire system.
4. A water main extension will be required to serve this lot.
5. Please submit two copies of the plans for the private fire line, if applicable, to Central
Arkansas Water for review. Contact Central Arkansas Water regarding procedures
for installation of private fire line. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Item # 5
6. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
7. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. The backup area seems excessive.
3. The zoning buffer ordinance requires a seventeen foot wide (17') landscape buffer
along the eastern property line. Seventy percent of this area is to remain
undisturbed.
4. The zoning buffer ordinance requires a nineteen foot wide (19') landscape buffer
along the eastern property line. Seventy percent of this area is to remain
undisturbed.
5. A six (6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the eastern and
southern perimeters of the site. Credit towards fulfilling this requirement can be
given for existing trees and undergrowth that satisfies this year -around requirement.
6. An automatic irrigation system to water landscaped areas will be required.
7. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, June 20, 2007.
Item # 5